12, HAFOD, EMMER GREEN, READING, RG4 8LZ - £495,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

12 HAFOD is a midsized detached house of 138m², built sometime between 1983 and 1990. It was last sold for £495,000 in January 2014, which was around 13% above the average January 2014 detached price in the Reading local authority area. The most recent EPC inspection was February 2024, where the current energy rating was B, and the potential energy rating was B.

12 HAFOD Sold Prices

Land registry data shows three sales for 12 HAFOD since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Reading local authority area for the corresponding sale date. All of the three 12 HAFOD sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2014 24 JAN	£495,000	£437,759	13% above HPI
2003 20 JAN	£372,500	£339,294	10% above HPI
1999 17 DEC	£285,000	£219,583	30% above HPI

12 HAFOD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Reading local authority area over time, sourced from the HPI. The three 12 HAFOD sales between December 1999 and January 2014 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the January 2003 sale was for 10% above the HPI. So the extrapolation line tracks at 10% above the HPI over time, until the January 2014 sale, where it rises to 13% above the HPI. The line then continues to track at 13% above the HPI.

What might 12 HAFOD be worth now?

12 HAFOD might now be worth an estimated £789,714.

This is based on house price inflation of 59.5%, between January 2014 and December 2024, for detached houses, in the Reading local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 59.5% inflationary increase is applied to the most recent sale price for 12 HAFOD of £495,000 on 24th January 2014. For the value to have increased from £495,000 to £789,714 over the nine years and one month to December 2024, the following assumptions must hold true:

• The value of 12 HAFOD has moved in line with the HPI for detached houses in the Reading local authority area.
• The January 2014 sale price of £495,000 represented a fair market value for the property.
• The size, condition, and specification of 12 HAFOD has not materially changed since January 2014.

How Large is 12 HAFOD?

12 HAFOD is 138m² according to the EPC inspection conducted in February 2024. This puts it in the largest 50% of detached houses houses in Caversham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Caversham, and where 12 HAFOD lies on this distribution: 53% of detached houses houses are smaller than 12 HAFOD, and 46% of houses are larger. Note that EPC data is not available for all properties in Caversham.

12 HAFOD: Plot and Title Map

12 HAFOD sits on a plot of roughly 0.149 of an acre, or 604m². The below map shows the location of 12 HAFOD, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 12 HAFOD). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 12 HAFOD?

12 HAFOD is located in EMMER GREEN, in the RG4 postcode district. The below map shows the position of No. 12 on HAFOD.